A 2-bedroom at Dunearn House at $3,058 psf: against launches nearby and freehold

Buyers of Dunearn House's 2-bedrooms paid a median $3,058 psf, or $1.94 million, across 111 homes sold from July to October 2026. This note sets that against the 2-bedrooms at five launches nearby, freehold and 99-year, and against how freehold and 99-year 2-bedrooms resell in the prime region.

Here, adjusted means a nearby launch's prices moved to July to September 2026 and onto the same floor-area rules as Dunearn House. The freehold premium is how much more per square foot a freehold home resold for than a 99-year home of the same age, in the same region. A 2-bedroom is any home the developer's unit list gives 2 bedrooms.

What is in this note

• The short answer
• What 2-bedroom buyers paid
• Against launches nearby
• Freehold and 99-year 2-bedrooms on resale
• What the numbers cannot weigh

The short answer

• Buyers paid a median $3,058 psf. Half paid between $2,993 and $3,111.
• Adjusted, that is 6.4% above Skye at Holland, the closest launch in date and floor-area rules.
• Against the four 99-year launches nearby, Dunearn House is 0.4% to 11.5% higher adjusted.
• Against Royalgreen, a freehold condominium 244 m away that launched in 2019, it is 2.4% lower adjusted.
• On resale, freehold 2-bedroom homes up to 5 years old sold for 3.2% less psf than 99-year homes; the premium appears in older buildings.

What 2-bedroom buyers paid

	Lowest	Median	Highest
Psf111 homes	$2,797	$3,058	$3,258
Price	$1.48M	$1.94M	$2.17M

Half of the buyers paid between $2,993 and $3,111 psf. Of the project's 176 homes with 2 bedrooms, 111 had sold by 19 October 2026.

Against launches nearby

The launches below sold in different years, so their buyers paid in different markets. Each of their sales is moved from its own quarter to July to September 2026 using Realila's private-home resale price index for its region. Projects under the older floor-area rules are also raised by 6%, so that a square foot means the same thing in each.

Project	Sales	Median psf paid → adjusted	Dunearn House is
Dunearn House99-year · Jul 2026	111	$3,058	the benchmark
Skye at Holland99-year · Oct 2025 · 2,377 m away	370	$2,941 → $2,875	6.4% higher
The Reserve Residences99-year · May 2023 · 1,924 m away	300	$2,485 → $2,916	4.9% higher
Pinetree Hill99-year · Jul 2023 · 2,449 m away	226	$2,443 → $2,742	11.5% higher
8@BT99-year · Sep 2024 · 2,045 m away	38	$2,765 → $3,045	0.4% higher
RoyalgreenFreehold · Oct 2019 · 244 m away	127	$2,751 → $3,133	2.4% lower

Matching dates and floor-area rules narrows the gaps. On the prices paid, Dunearn House is 23.1% above The Reserve Residences; adjusted, the gap is 4.9%.

Royalgreen is the nearest project and the only freehold one with 2-bedrooms. Its buyers paid a median $2,751 psf from its launch in October 2019. Adjusted, that becomes $3,133, which puts Dunearn House 2.4% below it. This rests on the assumption that new homes moved with the resale market over 7 years, so read it as a guide rather than a measurement.

More on this: What Dunearn House buyers paid, against resale nearby and against the land price

Freehold and 99-year 2-bedrooms on resale

A second way to judge the tenure gap is to compare freehold and 99-year 2-bedrooms that resold in the same region at the same building age. The table covers resales in the core central region from 2023 to 2025.

Building age	Freehold	99-year	Freehold premium
0 to 5 years	$2,820158 sales	$2,912204 sales	−3.2%
6 to 10 years	$2,285243 sales	$2,070213 sales	10.4%
11 to 15 years	$2,236346 sales	$2,040127 sales	9.6%
16 to 25 years	$2,179321 sales	$1,969136 sales	10.7%
26 years and over	$2,074177 sales	$1,71560 sales	20.9%

In buildings up to 5 years old, freehold 2-bedrooms resold for 3.2% less per square foot than 99-year homes. The premium for freehold appears in older buildings: about 10% from 6 to 25 years, and 20.9% at 26 years and over.

More on this: What the freehold premium really is

What the numbers cannot weigh

Prices reflect more than size and date. Location, transport and schools differ between these projects, and buyers weigh them in ways a median cannot show.

Condo	Completed	Nearest MRT exit	Nearest primary school	Raffles Place
Dunearn House	2030, expected	Sixth Avenue, 430 m	MGS (Primary), 1,178 m	8.5 km
Royalgreen	2021	Sixth Avenue, 308 m	MGS (Primary), 1,223 m	8.3 km
Skye at Holland	2029, expected	Holland Village, 363 m	Henry Park, 1,079 m	7.3 km
The Reserve Residences	2028, expected	Beauty World, 200 m	Pei Hwa Presbyterian, 274 m	10.4 km
8@BT	2027, expected	Beauty World, 109 m	Pei Hwa Presbyterian, 374 m	10.5 km
Pinetree Hill	2027, expected	Dover, 934 m	Henry Park, 935 m	9.3 km

What this tells you

Dunearn House's 2-bedroom buyers paid more per square foot than buyers at the 99-year launches around it, by 0.4% to 11.5% adjusted, and about the same as Royalgreen's freehold launch buyers. On resale, new freehold and 99-year 2-bedrooms in the prime region trade at similar prices, and the gap opens as buildings age.

What this does not tell you

• The price of a particular home. Medians do not account for floor, facing, stack or layout.
• Exact adjusted prices. The adjustment assumes new launches moved with the resale market. Its latest quarter is provisional and can change.
• A firm read on 8@BT. Its figure rests on 38 sales.
• Royalgreen today. Its figures are launch prices from 2019 onwards, adjusted to 2026, and not what its homes resell for now.
• The premium on new freehold launches. The building-age table uses resale prices, which can differ from new-sale prices.

Method and data notes

How to cite this note. Realila Research, "A 2-bedroom at Dunearn House at $3,058 psf: against launches nearby and freehold", realila.com/feed/dunearn-house-2-bedroom, sales to 19 October 2026.

Sales. URA new-sale caveats to 19 October 2026, with bedroom counts from each developer's unit list matched to the sale by block and unit number.

Adjusted prices. Each comparator sale is moved from its contract quarter to July to September 2026 using Realila's private-home repeat-sales index for its market segment; that quarter is provisional. Projects under the older floor-area rules are raised by 6%. A project whose floor-area rules are not recorded is adjusted for date only.

Resale by building age. 2-bedroom resales in the core central region from 1 January 2023 to 31 December 2025, by years from completion to sale.

Places. Straight-line distances from each project's map point to MRT exits and to school locations in MOE's school directory. To Raffles Place is to the nearest exit of Raffles Place MRT station.

30 October 2026. This note placed homes in market segments by postal district. URA places them by planning area, which moves about one in seven private sales between regions. The figures by region here use the earlier segments and differ from what the same records give now. How regions are set: How we measure prices and sales.